TO:
Honorable Mayor and Members of the City Council
THROUGH:
Mark Danaj, City Manager
FROM:
Marisa Lundstedt, Director of Community Development
Erik Zandvliet, T.E., City Traffic Engineer
SUBJECT:Title
Public Hearing and Adoption of Resolution No. 16-0041 for a Coastal Development Permit to Modify the Downtown Valet Parking Program in the Appealable Coastal Zone (Community Development Director Lundstedt).
CONDUCT PUBLIC HEARING AND ADOPT RESOLUTION NO. 16-0041
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Recommended Action
RECOMMENDATION:
CONDUCT PUBLIC HEARING AND ADOPT RESOLUTION NO. 16-0041 Conduct public hearing and adopt Resolution No. 16-0041 approving a Coastal Development Permit for modifications to the Downtown Valet Parking Program at the valet station on the west side of Manhattan Avenue between 10th Street and 10th Place in the appealable Coastal Zone of the City of Manhattan Beach.
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FISCAL IMPLICATIONS:
No fiscal implications of this action are anticipated. Parking meter revenue will be reimbursed by the valet operator for parking spaces occupied by the valet operator during any actively metered time periods.
BACKGROUND:
The Downtown Valet Parking Program (Program) has been in operation for approximately 16 years. The Program was initiated in 1999 soon after the Downtown Business Improvement District was formed. Various modifications have been made to the Program through a series of Coastal Development Permits (CDPs) and agreement terms. The Downtown Valet Parking Program operates in compliance with the LCP pursuant to approved CDPs (# CA99-17, CA99-41, CA99-41A, and CA01-48) and Coastal Commission-approved De Novo CDP No. A-5-MNB-99-453. A summary of the Program’s history is attached as Attachment 1.
There is a joint agreement between the City, Downtown Business and Professional Association (DBPA) and the valet operator which establishes the terms, conditions and responsibilities to operate a valet operation on City streets. The DBPA contracts with DLS Parking Management, Inc., (previously Crimson Parking, Inc.), separately to provide the valet parking services. The valet company, in turn, contracts with private parking lot owner (s) for the use of the parking lots after normal business hours.
Over the years, the number of valet drop-off locations has ranged from two to three locations, with a maximum of 16 metered street spaces displaced during valet operations. The valet operator has an agreement to park in the Skechers Office Building (approximately 120 spaces) during evenings and weekends. Two existing valet stations are approved at the following locations:
A. East side of Manhattan Avenue between Center Place and 12th Street (5 spaces in the non-appealable area), and
B. West side of Manhattan Avenue between 10th Street and 10th Place (5 spaces in the appealable area)
The 2008 Downtown Parking Management Plan supported the continued use of a valet to maximize the utilization of private parking spaces. The Plan recommended all-day valet service for restaurants, subject to private parking availability.
In Spring 2015, the Urban Land Institute’s (ULI) Advisory Services assembled a professional panel to conduct an comprehensive assessment of Downtown to help the City formulate a strategic vision for the next 20 years. One of the ULI Report’s recommendations is to expand the valet hours and days, as well as to add valet drop-off locations, particularly near restaurants of a certain size, to benefit all residents, visitors and customers.
On June 1, 2015, the Downtown Business and Professional Association (DBPA) requested approval of two additional valet drop-off locations and expansion of the valet operating hours. On June 11, 2015, the Parking and Public Improvements Commission (PPIC) discussed the DBPA’s request, heard testimony from several businesses, and voted to recommend that the proposed expansion plan be approved by City Council.
On July 7, 2015, the City Council held a public hearing and discussed the proposed valet changes. The City Council adopted Resolution No. 15-0045, approving Coastal Development Permit (CDP) No. 15-20 for the addition of two proposed valet stations, expanded hours and $11 valet fee at the following locations (Attachment 2):
• North side of Manhattan Beach Boulevard between Ocean Drive and Manhattan Avenue
• West side of Manhattan Avenue between 9th Street and 9th Place
This local permit was appealed on July 31, 2015, to the California Coastal Commission (CCC). (Attachment 3) Pursuant to the appeal, the 2015 revisions were placed on hold pending a resolution/approval from the CCC.
In December 2015, the DBPA and local businesses discussed two possible alternative valet stations and revisions to the valet operations with City staff in order to address the appellant’s concerns and ensure consistency with the Local Coastal Program (LCP). On April 28, 2016, the PPIC reviewed the proposed revisions and recommended one new valet station on the east side of Manhattan Avenue between 9th Street and 9th Place in front of Pages Bookstore, and to keep the existing two valet stations identified above, and to establish similar valet operation days, times and fees for all three locations. (See PPIC minutes in Attachment 4) The proposed new valet station is not within the appealable area of the Coastal Zone, and is the subject of another staff report and CDP which will be considered by City Council tonight.
DISCUSSION:
Existing and Proposed Valet Operation
A comparison of the existing, 2015 and 2016 proposed valet operation plans is summarized in Attachment 5. The 2016 proposal would add one new valet station in the non-appealable area, occupying five additional street spaces. The proposed hours for all valet stations would be Tuesday through Friday from 6pm to Midnight, and Saturday through Sunday from 11am to Midnight at full operation. It should be noted valet service days and hours would not change at the existing valet station west side of Manhattan Avenue between 10th Street and 10th Place (Fonz’s) within the appealable area (Attachment 6).
The valet charge would be a $10 flat fee, which represents compensation for public meter charges, plus a convenience fee to provide hassle-free, covered, secured parking. The valet operator would be required to secure additional private parking spaces to compensate for the use of five additional street spaces, in order to maintain a reasonable private-to-public street space parking ratio of 10 private spaces for every street parking space used. Additional terms would be included in the valet parking agreement to address traffic safety concerns. The 2016 changes are intended to address appellant and Coastal Commission concerns regarding public access, pricing, traffic safety, and other issues raised in the July 31, 2015 appeal and are more fully described in Attachment 7.
One of the primary benefits of public valet service in Downtown is that it leverages underutilized private parking spaces for use by the general public. It provides some relief for the public parking lots and street spaces by increasing the overall parking supply available to the public. The private parking lots are typically not used during the proposed valet hours, so parking is not displaced. In order to provide equal access by the public in the Coastal Zone, the current policy prohibiting preferential use of the valet by certain businesses or patrons should be maintained.
The existing valet parking agreement (Attachment 8) requires that the valet drop-off and pick up parallel to the curb. This alignment provides for safe ingress and egress, and offers a buffer between the car and the travel lanes. It also allows for better visibility when entering or exiting traffic lanes, rather than diagonal parking. At all three valet stations, it would be imperative to maintain strict controls on the valet operator so that waiting vehicles are not queued into travel lanes, double parked, or parked in the valet station for extended periods. The valet operator must provide sufficient personnel at all times to move the vehicles efficiently. Enforcement and penalties would be added to the Valet Agreement to ensure compliance with the valet operation terms and conditions.
All of the changes and requirements approved by the City Council and Coastal Commission would be amended into a new Valet Parking Agreement. This new Agreement would be solicited to multiple valet operators in an open Request for Proposals (RFP) to provide valet services for the Downtown Valet Parking Program. The City Council would then approve the new agreement and valet operator at a future City Council meeting. The contract with the selected company would be limited to a one-year term in order to review their operation and provide an opportunity to make changes to the agreement if deemed necessary.
Local Coastal Program and Coastal Access
Coastal access as it relates to the proposed valet operation is primarily limited to access to public parking. No pedestrian paths, bikeways or view corridors are affected by valet operation, since the valet program uses existing parking spaces. Based on the 2008 Downtown Parking Management Study, it was found that there are over 2,250 parking spaces in Downtown, of which 1,780 are public spaces. Therefore, only 15 of the 1,780 spaces would be occupied by valet operations, which represents less than one percent (1%) of the total public parking spaces, or 4% of the total on-street public spaces.
Further, the valet days and times are limited to off-peak periods and non-business hours for offices, when public parking is more readily available on the street and in the public parking structures. Most significantly, every valeted car opens up an additional public parking space for someone else, effectively adding up to 120-150 more low-cost street or parking lot spaces that would otherwise be occupied had those cars not been valeted. Since the valet operation provides parking in a private lot at a ratio of 10 vehicles for every displaced street space, the opportunity for the public to find low-cost street parking would actually increase.
Pursuant to Code Section A.96.040 of the certified Local Coastal Program (LCP), a CDP is required for this project. The portion of the valet program that operates and is located within the appealable area of the coastal zone is appealable to the California Coastal Commission (CCC). The portion of the valet program that operates and is located outside the appealable area of the coastal zone is governed by a City issued CDP and is not appealable to the CCC. Staff has reviewed the LCP and made the following findings to verify consistency. The applicable policies and findings are summarized in Attachment 9 and are included in the draft Resolution.
Conclusion
In conclusion, staff recommends that the City Council
1. Hear public testimony;
2. Discuss the proposed 2016 Valet Parking Program modifications to revise the days/hours/fees would apply to all three valet stations;
3. Consider the addition of a third valet station on the east side of Manhattan Avenue between 9th Street and 9th Place in the non-appealable area (Pages Bookstore);
4. Adopt two resolutions approving separate CDPs for the appealable and non-appealable areas respectively; and
5. Direct staff to revise the Valet Parking Agreement and pursue a Request for Proposals to solicit valet operators to provide valet services for the Downtown Valet Parking Program.
The new CDPs would supersede the current CDPs regarding existing valet locations and terms. Since the two previously proposed valet stations that were appealed are no longer part of the current proposal, staff is recommending that the City nullify CDP # 15-20 and withdraw it from further consideration by the CCC, as stated in the Resolution.
PUBLIC OUTREACH/INTEREST:
In preparation for the PPIC meeting on April 28, 2016, staff invited participation from a variety of stakeholders through various methods, including:
• Mailed notices to adjacent property owners, businesses and residents;
• Notices sent to Downtown Business and Professional Association (DBPA);
• Special meeting notices posted in approved locations; and
• City website announcement.
In preparation for the City Council CDP public hearing, staff has invited participation from a variety of stakeholders through similar methods to the PPIC meeting in addition to public notice published in the local newspaper as required for CDP public hearings (Attachment 10).
Attachment 11 includes written correspondence received prior to publication of this staff report, as well as correspondence related to the April 28, 2016 PPIC meeting. A letter of support for the proposed revisions from the DBPA is also included.
ENVIRONMENTAL REVIEW
The City has reviewed the proposed activity for compliance with the California Environmental Quality Act (CEQA) and has determined that there is no possibility that the activity may have a significant effect on the environment; therefore, pursuant to Section 15061(b)(3) of the State CEQA Guidelines the activity is not subject to CEQA. The Project, as presented, simply continues to provide a program to increase the convenience of downtown parking, using existing parking spaces. The Project will not individually or cumulatively have an adverse effect on wildlife resources, as defined in Section 711.2 of the Fish and Game Code.
LEGAL REVIEW
The draft resolution approving the CDP for this project has been reviewed and approved as to form by the City Attorney’s office.
Attachments:
1. Chronology of Downtown Valet Parking Program
2. Resolution No. 15-0045
3. Coastal Commission Appeal No. A-5-MNB-0049
4. Draft PPIC Minutes April 28, 2016
5. Existing and Proposed Valet Locations and Sketches
6. Summary of Existing and Proposed Valet Operation Plans
7. Coastal Commission Appeal Response
8. Existing Valet Parking Agreement
9. CDP and Coastal Act Policies and Findings
10. Public Hearing Notices
11. Public Correspondence Received Prior to Publication
12. Resolution No. 16-0041